Revised Riverfront Redevelopment Plan - Highlands · Revised Riverfront Redevelopment Plan Adopted...

TOWN OF PHILLIPSBURG

Warren County, NJ

Revised Riverfront Redevelopment Plan

Adopted by Town Council

November 4, 2013

Prepared for:

Phillipsburg Town Council

Prepared by:

David K. Maski, PP, AICP

Riverfront Redevelopment Plan

Table of Contents

Section 1. Introduction..…1 1.1 Statutory Basis for the Redevelopment Plan

1.2 Description of the Redevelopment Area

Section 2. The Public Purpose…..2 2.1 Redevelopment Goals and Objectives

2.2 Relationship to Local Objectives

Section 3. The Redevelopment Plan..…5 3.1 Plan Overview

3.2 Definitions

3.3 Waivers

3.4 District 1 – Industrial

3.5 District 2 – Union Square

3.6 District 3 – Recreational/Heritage

3.7 District 4 – Mixed-Use

3.8 District 5 – Riverside Residential

3.9 District 6 – Riverside Commercial

3.10 Riverfront Heritage Trail System

Section 4. General Provisions..…29 4.1 Relationship to the Zoning Ordinance

4.2 Off-Site Improvements

4.3 Affordable Housing

4.4 Acquisition and Relocation

4.5 Environmental Impact Statement

4.6 State and Federal Regulations

4.7 Relationship to Other Plans

Section 5. Procedural Requirements..…33 5.1 Amending the Redevelopment Plan

5.2 Certificate of Completion

5.3 Approval Process

Map 1. Redevelopment Area…..35


November 4, 2013 1

SECTION 1. INTRODUCTION

1.1 Statutory Basis for the Redevelopment Plan

The Riverfront Redevelopment Area was designated an “area in need of redevelopment”

pursuant to the Local Redevelopment and Housing Law by the Phillipsburg Town Council in

August 2005. As illustrated in Map 1, the redevelopment area covers the length of the Delaware

River waterfront from approximately Fifth Street at the northern end to Pursel Street at the

southern end.

The current Riverfront Redevelopment Plan was adopted in August 2005, and was preceded by

the 1998 Vision Plan for South Main Street, 1999 Redevelopment Plan for the Delaware River Area, 2001

Union Square Redevelopment Plan, and 2002 Gateway Plan. The 2005 redevelopment plan was an

attempt to coordinate and consolidate the earlier plans; expanding their boundaries and

incorporating portions of those plans while proposing new standards and initiatives.

As part of the Highlands Center planning process, Phillipsburg prepared an analysis of the 2005

redevelopment plan to determine its continued feasibility in light of evolving conditions and

trends. The Riverfront Redevelopment Study – Final Report & Recommendations, which was prepared

in November 2012, concluded that the 2005 redevelopment plan was still basically sound but that

certain provisions of the plan should be revisited and revised. To that end, the study outlined 10

recommendations for supporting the continued redevelopment of the riverfront, including five

recommendations for amending the 2005 redevelopment plan, which are incorporated into this

revised version of the redevelopment plan.

In addition to making the policy changes recommend in the 2012 analysis, this revised plan also

reformats the 2005 plan to provide more clarity, to update and add provisions required by the

redevelopment statute, and to add procedural requirements related to the local approval process.

1.2 Description of the Redevelopment Area

This revised plan does not change the boundaries of the previously designated redevelopment

area. Map 1 illustrates the current boundaries of the redevelopment area and the six

redevelopment districts contained therein, as well as the specific tax parcels contained within the

redevelopment area.


November 4, 2013 2

SECTION 2. THE PUBLIC PURPOSE

2.1 Redevelopment Goal and Objectives

The goal of the redevelopment plan is to capitalize on the recreational and cultural assets of the

riverfront district to support the revitalization of the historic downtown through the creation of

new business, residential, and eco-tourism opportunities.

The redevelopment plan objectives are as follows:

1. To encourage redevelopment in a manner that is compatible with the character of adjacent

neighborhoods and land uses; and to minimize negative impacts on new and existing residential

neighborhoods.

2. To provide for an increase in the economic base by redeveloping underutilized and non-

productive properties.

3. To create new residential neighborhoods and support facilities, which will provide an

economic stimulus for existing businesses and create new opportunities for growth.

4. To enhance riverfront areas and river views, improve accessibility to the water, and promote

recreational use and water-related activities to attract and increase the use of riverfront lands.

7. To utilize the existing railroad properties and riverfront to create a system of footpaths and

bikeways that will link the entire waterfront to local attractions and neighborhoods along the

river, including routes extending inland to Walters Park and north and south to the regional trail

system.

8. To enhance accessibility to, and use of, Delaware River Park.

9. To promote tourism opportunities based on the transportation history of the town and region,

through the use of such facilities as the original rail station, Black Bridge signal tower, excursion

railway, miniature railroad, and the Morris Canal arch, and creating new facilities to showcase

the Town’s rail and canal heritage.

10. To provide adequate infrastructure to support redevelopment, including roadway

accessibility and safe, convenient and accessible parking to adequately serve the existing and

future commercial and residential needs of the redevelopment area.

11. To attract educational and cultural amenities and provide for linkages to a variety of tourist,

recreational and cultural facilities in Phillipsburg and the region.


November 4, 2013 3

2.2 Relationship to Local Objectives

The 2005 redevelopment plan cited various goals and objectives from Phillipsburg’s 2004

Reexamination Report and Master Plan update that supported the redevelopment activities

proposed for the Riverfront Redevelopment Area. In particular, it cited the fact that the planning

board identified the Delaware River as one of the Town’s primary and currently under-utilized

assets; and that the master plan proposed a Waterfront Overlay District encompassing essentially

the same area as the redevelopment area.

Specific objectives contained in the 2004 Master Plan Update that are supportive of the

redevelopment plan include the following:

Conservation

1. Protect critical environment features and areas. Identify environmental features such as

steep slopes, rock outcrops and stream, canal and river corridors and develop design

standards and regulations for the protection and preservation of these areas.

2. Increase public access and use of the Delaware River and preserve the Lopatcong Creek as

a natural greenway. Create a Riverfront Development Plan for the entire length of river

frontage, providing for river related activities, businesses, housing, and access plans for

trails and view areas.

3. Preserve and develop the Morris Canal as an historical transportation corridor and trail

link to an expanding County-wide trail system.

4. Identify, remediate and reuse brownfield sites.

Land Use

1. Prepare individual neighborhood plans to address the multitude of planning, land use,

development, redevelopment, traffic, and social issues related to that particular

neighborhood.

2. Maintain South Main Street from Union Square to Hudson Street and from Mercer Street to

McKeen Street as a mixed use Central Business District, retaining each section’s unique

attributes.

3. Maintain and support neighborhood businesses in moderate and high density residential

areas in a manner that enhances both the business and residential uses.

4. Provide distinctive design standards for streetscape improvements, landscaping, signage,

and lighting for each of the Town’s commercial areas.

5. Encourage and aid incompatible non-residential uses to find alternate, more appropriate

locations within the Town.

Housing

1. Review areas along the river to determine appropriate locations for new market rate

housing.

2. Continue to provide a variety and mix of housing options for all ages and incomes.


November 4, 2013 4

Circulation

1. Reduce congestion on downtown streets to improve traffic flow and accessibility to local

businesses.

2. Provide off-street parking in critical locations for both non-residential and residential uses.

Develop an off-street parking plan as part of all development/redevelopment plans,

neighborhood development plans, and any private development proposal.

3. Develop and implement a pedestrian/bicycle circulation plan to provide access to major

community attractions such as shopping, services, schools, community facilities, parks and

greenways.

Recreation and Open Space

1. Develop a recreation and open space plan to provide a broad range of easily accessible

neighborhood recreation opportunities as well as larger scale recreation facilities

strategically located throughout the Town.

2. Preserve natural areas for passive and active recreational uses.

3. Enhance access to and use and enjoyment of the Morris Canal and the Delaware River and

Lopatcong Creek.

Historic Preservation

1. Capitalize on the Town’s past role as a major transportation center to promote local

business and tourism.

2. Incorporate historic preservation/planning in future redevelopment plans.

3. Continue the façade improvement program as a means of preserving the historic

appearance of downtown area.

Economic

1. Continue to build and improve local infrastructure to promote economic growth.

2. Use the redevelopment process to identify and redevelop vacant, underutilized or blighted

properties, to expand the Town’s economic base, enhance employment opportunities for its

residents and improve its fiscal balance.

3. Develop public-private partnerships and use outside funding sources to leverage local tax

dollars to plan and implement projects to promote business and industrial development in

the Town.

4. Encourage the type and location of non-residential development that will minimize

negative impacts on local residential neighborhoods, with special emphasis on traffic

generation and accessibility to the regional highway network. Assist poorly located

industries to relocate to appropriate locations within the Town.

5. Develop a regional marketing plan, including Easton, to promote Phillipsburg as a regional

business and tourism center.


November 4, 2013 5

SECTION 3. REDEVELOPMENT PLAN

3.1 Plan Overview

The redevelopment plan will foster the revitalization of the riverfront district, in particular the

historic downtown, by encouraging good design, accommodating quality business enterprises,

and creating new housing opportunities; and by utilizing the Delaware River and the Town’s

railroad/canal heritage as a major attraction and focal point to build a thriving eco/heritage

tourism industry.

The redevelopment area contains six distinct districts, which are delineated on Map 1 and further

defined in the sections below. The districts are as follows:

District 1 – Industrial

District 2 – Union Square

District 3 – Recreational/Heritage

District 4 – Mixed-Use

District 5 – Riverside Residential

District 6 – Riverside Commercial

All permitted uses are subject to the requirements of the redevelopment plan bulk and design

standards or as otherwise stated in this plan. Uses permitted by specific provision of the

Municipal Land Use Law are also permitted in the redevelopment area.

3.2 Definitions

All terms used herein shall have the same meaning as defined in the Phillipsburg Zoning

Ordinance unless otherwise specified in this redevelopment plan.

3.3 Waivers

Variation from the requirements set forth in this redevelopment plan may be necessary in certain

unusual circumstances or to meet state or federal permit requirements. In such an instance, the

Phillipsburg Planning Board may waive certain bulk, parking or design requirements if the

designated redeveloper demonstrates that such waiver will not substantially impair the intent of

the redevelopment plan, and will not present a substantial detriment to the public health, safety

and welfare. Any changes considered substantive or involving a use that is not permitted by this

plan will require an amendment of this redevelopment plan in accordance with Section 5.1.


November 4, 2013 6

3.4 District 1 – Industrial

The intent of this district is to relocate businesses that

have operational needs that can’t be properly met at

their current location and redeveloping/rehabilitating

older industrial sites in the area to more modern

standards; and to introduce a new residential

component with associated structured or surface

parking.

Access to and through the waterfront portion of this

district needs to be addressed. Third Street dead-ends

at the railroad. Riverside Way dead-ends at the toll

bridge at the entrance to the Gulbranson property (Lot

2 in Block 301). Since additional access to the north side

of the Union Square district is an important component

of the area’s redevelopment, Riverside Way should be

extended through to Third Street, requiring an

additional rail crossing to connect the two roads

behind Lot 4 in Block 301.

3.4.1 Permitted Uses

A. Principal

(1) Industrial uses per the I-1 Zone, e.g. manufacturing, fabrication, and packaging, research

laboratories, office buildings, and wholesale businesses on 15,000 square foot lots.

(2) Multi-family and attached residential dwellings on properties with direct waterfront

access.

(3) Attached residential dwellings (townhouse) on properties fronting on Broad Street.

(4) Parks and recreation facilities.

B. Accessory

(1) Surface and structural parking that serve a principal use.

(2) Retail establishments that are related to and serve users of a principal use.

(3) Offices that service a principal use.

3.4.2 Bulk Standards

A. Industrial

Same as the I-1 Light Industrial standards in the Phillipsburg Zoning Code.


November 4, 2013 7

B. Residential

3.4.3 Design Standards

A. Industrial

Industrial uses shall comply with the design standards in the Phillipsburg Zoning Code and

the following:

(1) New or renovated buildings shall be designed to retain the prevailing façade setback

adjacent to the sidewalk.

(2) No loading areas shall face or exit directly onto the street.

(3) Parking and outdoor storage should be located to the rear or side of the building, and be

screened by walls, fences or landscaping.

Multi-Family & Attached - Riverfront

Minimum Tract Area 5 acres

Maximum Density 20 units/acre

Maximum Height 3 stories plus 1 ground level parking or 50 ft

Maximum Coverage 65%

Minimum Setbacks

Given the unique location, environmental constraints, and access issues associated with the riverfront tract, there are no pre-determined setback requirements. The final layout of all structures will be subject to a concept plan approved by the Town Council and a site plan approved by the planning board in accordance with Section 5.3. In all cases structures will be arranged to provide adequate light and air, a safe and efficient pedestrian and vehicular circulation system, the maximum amount of open space, access to the river, appropriate access for the maintenance of all structures, and a visually pleasing environment.

Townhouse – Broad Street

Minimum Tract Area 3 acres

Individual Lots

Minimum Lot Area 3,000 sf

Minimum Lot Width 30 ft; 35 feet on corner lots

Minimum Front Yard 15 ft

Minimum Side Yard 0 ft interior; 5 ft on corners

Minimum Rear Yard 45 ft


Maximum Height 3 stories or 35 ft

Maximum Impervious Coverage 65%


November 4, 2013 8

(4) The streetscape standards of the 2002 Gateway Plan should be used on both sides of North

Broad Street, including sidewalks, street trees, and pedestrian crossings.

B. Residential

(1) Noise attenuating construction methods shall be used adjacent to the railroad tracks.

(2) Parking for riverfront multi-family units should be provided on the ground floor to reduce

lot coverage and stormwater runoff.

(3) All townhouse units fronting Broad Street will adhere to the following standards:

a. All units will be arranged to face Broad Street.

b. Roofs should be either gable or hip; dormers are encouraged. Flat roofs are prohibited.

c. Garages and parking areas will be accessed from a rear alley. Parking is prohibited in

the front yard.

d. Townhouse developments will include a rear alley to provide access to garages and

additional parking as well as for deliveries and garbage pickup. The alley is to be

designed to discourage through traffic, accommodate safe pedestrian circulation and

minimize paved areas.

3.4.4 Riverside Way Extension

In order to accommodate the traffic generated by any riverfront residential development,

Riverside Way will need to be extended from its existing northern terminus near the Route 22 toll

bridge to the proposed extension of Third Street from Broad Street.


November 4, 2013 9

3.5 District 2 – Union Square

This district incorporates the

original Union Square

Redevelopment Plan as well as

several modifications to the

original redevelopment area

and zoning standards. There

are also detailed design and

architectural standards for this

district. The intent for this

district is to strengthen the

core of the historic downtown

by providing a well-designed

commercial base with

opportunities for mixed-use

commercial-residential

buildings to provide for an

“after-hours” presence. This

district is also strongly aligned with and anchors the eco-tourism opportunities associated with

the river, canal, and railroads.

This revised version of the redevelopment plan reconfigures the five subareas found in the 2005

version of the Union Square District into three subareas as illustrated on Map 1. In some

instances the distinctions among the original subareas were minimal and difficult to parse out. In

order to clarify the requirements in this district and to account for the improvements that have

taken place in Union Square since 2005, Subareas 1 and 4 have been combined; and Subarea 5

was shifted to a new “Recreational/Heritage District” (see Section 3.6). The basic intent and

standards of the original district remain the same.


November 4, 2013 10


The following table outlines the uses permitted within the Union Square District by subarea.

TABLE 3.5 – 1 DISTRICT 2 PERMITTED USES

Use SA #1 SA #2 SA #3

Principal – Non-Residential

Retail and specialty shops

Retail & personal services

Hotels and B&Bs

Restaurants (excluding drive-through)

Retail sales of prepared food for consumption outside of a building

Taverns and brewpubs

Craft distilleries

Offices above ground floor

Offices on ground floor but only with open shop/display windows

Cultural facilities such as museums, nature/science center, aquarium, theater, art galleries, libraries

Instructional facilities such as dance, music, fine art, martial arts, and fitness schools and studios including recital and concert halls

Banquet facilities

Outdoor recreation–oriented retail sales, services and rentals such as but not limited to bicycles, hiking, fishing, canoes and kayaks

Visitor center for the dissemination of information and retail sale of gifts, souvenirs, and other sundry convenience items in support of a local or regional tourist, cultural or educational facility

Public recreational facilities

Multi-level parking structures

Principal – Residential (see additional standards below)

Multi-family residential only above the ground floor

Multi-family residential only above the ground floor if the building fronts Union Square

Multi-family residential

Accessory

Use customarily associated with a permitted principal use Outdoor dining in conjunction with a restaurant

Outdoor storage of rental recreational equipment such as canoes, kayaks or bicycles

Mobile vendors, farmers markets, fairs


November 4, 2013 11

TABLE 3.5 – 2 DISTRICT 2 - ADDITIONAL RESIDENTIAL STANDARDS

MINIMUM DWELLING SIZE

Type Min. Floor Area Add’l Storage Space

Efficiency 500 sf 250 cubic ft

1 – Bedroom 750 sf 400 cubic ft

2 – Bedroom 1,000 sf 400 cubic ft

3 - Bedroom 1,250 sf 400 cubic ft

For buildings or portions of buildings that are currently vacant, are being converted to residential, or are in need of complete rehabilitation prior to occupancy, the minimum size of the new units shall be 750 square feet.


A. Subarea 1

(1) Setbacks

Buildings facing the Square shall present a continuous façade to the roadway with zero side

yard setbacks. Front yard setback shall be a minimum of 12’ and a maximum of 20’ from the

curbline. Once established, the front yard setback shall be the same for all buildings on the

same side of the street. The setback area shall encompass allowed outdoor uses, sidewalks,

landscaping, street furniture and pedestrian amenities.

Interior buildings shall be located a distance from any property line equal to at least one-half

the height of the building. Where a building adjoins a railroad property and the building is to

be used in conjunction with a railroad activity, the required setback may be waived. Where a

building abuts the river, the setback shall be measured from top of bank. The river setback

requirements may be waived based on specific architectural plans and engineering data

addressing the preservation of the integrity of the river embankment and flood plain.

Parking shall be set back a minimum of five feet from property lines or the top of bank to

provide for a landscaped area. This setback may be waived where it is determined that

landscaping would interfere with river views or impede pedestrian flow.

(2) Height

Buildings fronting on the Square shall have a minimum height of two stories and a maximum

height of three stories and shall not provide under-building parking.

Interior buildings shall vary from one to three stories, with a maximum height of 35 feet,

exclusive of under-building parking, except for a hotel which shall not exceed five stories and

60 feet, height to be measured to the eaves of the roof.


November 4, 2013 12

(3) Coverage

Building coverage shall not exceed 25% excluding such tourist and public amenities as gazebos,

band shells, covered walkways and transit stops. Building coverage may be increased to the

extent that parking is provided under the building. Total impervious coverage shall not exceed

85% of the total tract area, excluding the land between the river and the top of bank.

(4) Parking

On-site parking shall be provided for all permanent uses in accordance with the requirements

below. In Subarea 1, for every parking space required below, an additional one-half space shall

be provided for seasonal, temporary and off-site uses.

Use Required Parking

Retail and specialty shops, personal services offices

3 per 1,000 sf of Gross Floor Area (GFA)

Hotels, B & B’s 1 per room plus appropriate number for

other uses in the building

Restaurant and banquet facilities 0.3 per seat

Drinking establishments, lounges 10 per 1,000 sf GFA

Cultural and educations uses 4 per 1,000 sf GFA

Studios for arts and instruction 4 per 1,000 sf GRA

Residential Per RSIS

(5) Parking Structures

For garages located within a developed area, the fascia of the parking garage shall be designed

with a “false front” having the appearance of a retail business when viewed from the street,

including windows which may be used to display goods and services provided by downtown

businesses, announcements of local activities and events, or other items of local interest. The

architecture of the garage façade shall be comparable and compatible with the general

architectural style of the surrounding buildings or area.

Parking Structure Requirements

Minimum front yard Equal to or greater than the abutting buildings

Minimum side yard Zero if attached fully to an abutting building or 5 feet

Maximum height Equal to or less than the abutting buildings; 35ft where no buildings immediately abut the site

Maximum coverage 85%

B. Subarea 2

(1) Buildings

Buildings within Subarea 2 shall not be expanded in size, area, square footage or height, with

the following exceptions:

(a) Where there is historic evidence of architectural features, such as second floor porches,

these features may be reconstructed to the original extent, as close as can be determined.

Where these features overhang the public sidewalk, any support structures shall be


November 4, 2013 13

located so as not to interfere with the operation and maintenance of the sidewalk or with

vehicular or pedestrian movements.

In addition, no construction permit or certificate of occupancy for any structure

overhanging a public sidewalk or other public property shall be issued until the property

owner shall file with the Construction Code Official:

(i) A statement agreeing to indemnify and hold harmless the Town of Phillipsburg, its

agents, servants, representatives or employees from any and all damage or liability

sustained by any person, including injury or death arising from or in any way related

to the operation or maintenance of any portion of the building overhanging public

property; and

(ii) A comprehensive general liability policy issued to the property/business owner by a

public liability insurance company authorized to do business in the State of New

Jersey and naming the Town of Phillipsburg, its agents, servants, representatives and

employees as additional insurers with respect to the operation and maintenance of

that portion of the building overhanging public property, in the amounts of $300,000

bodily injury/property damage, each person and $1,000,000 each accident.

(b) Fire escapes and similar emergency accesses, as required by State or local code, at the

side or rear of the building only.

(c) Decks, balconies, porches, patios, covered entrances, at the rear of the building only and

located within the property lines.

(2) Parking

Parking shall be provided in accordance with the requirements below. Where some or all of

the required parking cannot be provided on-site, parking permits shall be purchased annually

from the Phillipsburg Parking Authority equivalent to the parking deficit.

Use Required Parking

Retail and specialty shops, personal services 2 per 1,000 sf of Gross Floor Area (GFA)

Offices 3 per 1,000 sf GFA

Hotels, B & B’s 1 per room plus appropriate number for

other uses in the building

Restaurant and banquet facilities 0.3 per seat

Drinking establishments, lounges 5 per 1,000 sf GFA

Cultural and educations uses 2 per 1,000 sf GFA

Studios for arts and instruction 2 per 1,000 sf GRA

Residential Per RSIS


November 4, 2013 14

C. Subarea 3

(1) Buildings

Buildings within Subarea 3 shall not be expanded in size, area, square footage or height, with

the following exceptions:

(a) Fire escapes and similar emergency accesses, as required by State or local code, at the

side of the building or abutting Morris Street only.

(b) Decks, porches, covered entrances located on the Morris Street side of the building only

and located within the property lines.

(2) Parking

Parking shall be provided in accordance with the RSIS. Where some or all of the required

parking cannot be provided on-site, parking permits shall be purchased annually from the

Phillipsburg Parking Authority equivalent to the parking deficit.

3.5.3 Union Square Design Standards & Guidelines

These District 2 design standards extend and/or replace current design standards in the Land Use

Ordinance. They are intended to establish and reinforce the physical, visual and spatial

characteristics of the District through the consistent use of compatible urban design and

architectural design elements. Such elements relate the design characteristics of an individual

structure or development to other existing and planned structures or developments in a

harmonious manner, resulting in a coherent overall development pattern and streetscape.

Development plans in District 2 shall address the urban design and architectural design elements

below as part of the approval process for construction or reconstruction within the District.

A. Context and Continuity

(1) Individual development or redevelopment plans shall always be considered in relation to

the surrounding physical and historical context, including the remaining vintage buildings

and evidence of past development through pictures, photographs and such.

(2) Individual development or redevelopment plans shall inspire a sense of continuity with the

dominant design features of their physical and historical context. Continuity can be

achieved through scale, through careful use of the elements of the façade composition

(such as fenestration, cornice or soffit line, floor to floor elevation, or others), through the

use of related materials, by maintaining a roof pitch, by use of approved street furniture or

by other means.

(3) In those cases where the streetscape or buildings abutting a development or redevelopment

application have been adulterated, these streetscapes or buildings shall be excluded from

consideration as to context and continuity.


November 4, 2013 15

B. Street Definition

(1) Buildings shall define streets and help structure space, forming a continuous wall with

uniform setbacks and coherent openings at designated locations.

(2) On the Square, new structures shall define a continuous street edge fronting onto the

Square, to reestablish the sense of enclosure and arrival to this space.

(3) The streetscape shall be reinforced by lines of street trees, other plantings, street furniture,

and other such features, as provided for in the 2002 Gateway Plan.

(4) Development or redevelopment plans shall recognize and enhance existing focal points or

points of visual termination, such as the Union Square Hotel building at the east end of the

Square, and provide for new focal points to be occupied by structures made more

prominent through the use of enhanced height, distinctive architectural treatment or other

distinguishing features or by such other features as plazas, garden areas, and river views.

C. Plazas, Courtyards & Open Space

(1) Plazas, courtyards, and other open spaces should have recognizable edges defined on at

least three sides by buildings, walls, elements of landscaping, and elements of street

furniture, in order to create a strong sense of place and enclosure.

(2) The layout, materials and details used in the treatment of these spaces shall be selected to

enhance their immediate surroundings. Public and semi-public exterior spaces shall be

functional and provide amenities for their users, in the form of textured paving,

landscaping, lighting, street trees, benches, trash receptacles, and other items of street

furniture, under the guidelines provided for in the 2002 Gateway Plan.

D. Building Scale, Location, Orientation

(1) Structures should be considered in terms of their relationship to the height and massing of

abutting structures, as well as in relation to the human scale. Structures shall maintain an

appropriate scale in relation to neighboring structures and contain external architectural

details which maintain a human scale.

(2) Buildings and other structures shall present ground level facades which motivate

pedestrian interest, by using architectural details, openings, arcades, display windows, or

other elements of composition.

(3) Buildings shall be located to front toward and relate to public streets. For a multiple

building development, buildings located on the interior of a site shall front toward and

relate to one another and to the extent possible should be organized around features, such

as the river, courtyards, outside activity areas and quadrangles, which encourage

pedestrian activity and incidental social interaction among users.

E. Pedestrian Circulation

(1) Development and redevelopment plans shall be designed to facilitate pedestrian

circulation, providing safe, convenient, barrier-free access to all parts of the District and

beyond, and particularly between parking facilities and existing and future uses.


November 4, 2013 16

(2) Walkways shall be designed to promote pedestrian activity throughout the District and to

link the with points of interest and attraction throughout the downtown area and Easton;

to provide a pleasant route and passive recreation opportunities for users; to create

outdoor interest and activity spaces for abutting uses, such as display and outdoor eating

areas; to provide links to public and special transportation stations/stops; and to allow

incidental social interaction among pedestrians.

(3) Walkways should be constructed of materials that are compatible with the style, materials,

color, and details of the surrounding buildings or proposed use, and as provided for in the

2002 Gateway Plan. The functional, visual and tactile properties of the paving material

shall be appropriate to the proposed function and use of the walkway.

(4) Sidewalk displays, outdoor eating areas, kiosks and other activities permitted within a

sidewalk area shall maintain a minimum of five feet of open sidewalk to allow for

pedestrian circulation. Store displays and other temporary uses shall be permitted only

during business hours and shall be stored inside at the end of the business day.

F. Landscaping

(1) For new developments, landscaping shall be required in accordance with an approved

landscaping plan that is consistent with the standards provided in the 2002 Gateway Plan.

(2) All areas of a site not occupied by buildings and other improvements shall be planted with

trees, shrubs, hedges, groundcover, gardens and/or grass. Landscaping should be

integrated with other functional and ornamental site design elements, such as recreational

facilities, ground paving materials, paths and walkways, fountains and other water

features, trellises, pergolas and gazebos, fences and walls, street furniture, art and

sculpture.

(3) Walls and fences shall be consistent in material and appearance to the style of the

surrounding buildings and shall be designed to create visual interest, to define space, to

differentiate between public, semi-public and private space, to provide a sense of enclosure

and to guide pedestrian circulation.

(4) Street trees shall be provided along streets in accordance with standards in the 2002

Gateway Plan. Shade trees should be provided at critical points to provide pedestrian

shelter, frame views, accent architectural features and buildings.

(5) Landscaping in conjunction with at-grade parking areas shall be in accordance with the

standards in the 2002 Gateway Plan.

(6) Landscape plans shall consider plant suitability, appropriate plant selection, compatibility

with the site and location of placement, and regular maintenance programs.

G. Street and Site Lighting

(1) Street and site lighting shall be adequate for safety and security, while minimizing glare on

adjacent properties and the public right-of-way. House-side shields shall be provided to

eliminate light trespass into residential portions of the building or abutting residential uses.

(2) Lighting shall be provided along all sidewalks, walkways, courtyards, plazas, parking lots

and other areas which will be used at any time between dusk and dawn.


November 4, 2013 17

(3) Specifications for lighting and lighting standards shall comply with the requirements of the

2002 Gateway Plan.

H. Street Furniture

(1) Elements of street furniture, such as benches, waste containers, planters, phone booths,

transportation shelters, bicycle racks, and bollards shall be compatible with the character of

the area and consistent with the standards provided for in the 2002 Gateway Plan.

3.5.4 Union Square Architectural Standards

A. Local Context

The intent of these standards is to capitalize on Phillipsburg’s architectural assets, particularly

of the high quality, turn of the twentieth century buildings that line South Main Street and give

the Town its unique character.

(1) Existing building facades shall be restored consistent with their original architectural style,

with special attention to color, window treatment, and materials, finishes, and architectural

details, visually similar to the originals. Where possible, architectural features should be

repaired rather than replaced. In the event that replacement is necessary, the new material

should match the material replaced in design, color, texture, and other visual qualities.

Special consideration should be given to the use of new products that replicate the

appearance of the original materials, using more durable and lower maintenance materials.

(2) New buildings or buildings of a style inconsistent with the immediate area should mirror

the late Victorian and Second Empire styles of South Main Street, as reflected in existing

buildings, vintage pictures of the area and other historical sources. Within this

architectural period, diversity of styles is acceptable, provided that the style of individual

buildings shall be consistent throughout the façade of that building. Selection of building

design elements, such as building materials, roofing, fenestration, trim, color, texture and

such, shall be similar to and harmonious with existing buildings.

(3) Infill and new construction shall reflect neighborhood continuity by way of uniform

building heights, maintaining base courses, cornice lines and horizontal lines of

fenestration, and echoing architectural materials, details, colors or design themes found in

surrounding buildings.

(4) Special use buildings and structures shall reflect the turn of the twentieth century style

appropriate for that use.

B. Architectural Standards

(1) The architectural treatment of the front façade shall be continued, in all its major features,

around all visibly exposed sides of a building. All sides of a building shall be

architecturally designed to be consistent with regard to style, materials, colors and details.

The main façade of a building shall be architecturally emphasized and display windows

shall be required on the ground floor level, regardless of the use. Buildings with more than


November 4, 2013 18

one frontage on public or semi-public space should provide “front” faces on all such

frontages.

(2) Front façade first floor building offsets and architectural features, such as arcades and

covered walkways, should be provided to add architectural interest and variety and to

humanize the street scale of the building.

(3) All visibly exposed sides of a building shall have an articulated base course and cornice, in

order to break the wall surface into smaller components and humanize a building’s scale.

The base course shall align with either the kickplate or sill level of the first story.

Horizontal courses shall be considered an integral part of a building’s design and shall be

architecturally compatible with the style, materials, colors and details of the building.

(4) The cornice shall terminate the top of a building wall, may project out horizontally from

the vertical building wall plane and may be ornamented with moldings, brackets, and

other details appropriate to the building’s architectural style.

(5) The type, shape, pitch, texture and color of a roof shall be considered an integral part of the

design of a building and shall be architecturally compatible with the building’s style,

materials, color and detail. Roof pitch shall be considered as a function of context and

building height. Architectural embellishments that add interest to roofs, such as dormers,

belvederes, masonry chimneys, cupolas, and other similar elements shall be encouraged,

provided they are architecturally compatible with the building. In the rehabilitation of

older buildings, the design and pitch of the roof shall be maintained, along with other

functional and/or decorative elements such as cornices, dormers, gutters, cupolas, and

flashing. Replacements shall match as closely as possible with original element in color,

material, size and design.

(6) Fenestration shall be architecturally compatible with the style, materials, colors, and detail

of a building. Large pane display windows shall be required on the ground level, not to

exceed seventy-five percent of the total ground level façade area and framed by the

surrounding wall. To the extent possible, the location of windows on the upper stories of a

building should be vertically aligned with the windows and doors on the ground level. In

buildings designed in an architectural style that normally has windows with muntins or

divided lights, these shall be required and snap-on types may be permitted.

(7) In the rehabilitation of older buildings, original windows and doors shall be maintained in

number, size, location and expression. In particular, the expression defined by lintel,

frame, sill and head shall not be subdues if the original window is replaced by one of

modern design. Windows and doors shall not be filled-in or downsized to fit standardized

manufactured components.

(8) When appropriate to the architectural style of a building, shutters should be provided on

all windows fronting a street or visible from the public viewshed. Shutters may be paneled

or louvered, shall be appropriately fastened to the window frame and shall be

proportioned to cover half the window.

(9) All entrances to a building shall be defined and articulated by architectural elements such

as lintels, pediments, pilasters, columns, porticos, overhangs, railings and balustrades,

where appropriate and compatible with the style, materials, colors and details of the

building as a whole. In the rehabilitation of older buildings, the original entrance features

shall be maintained wherever possible. Modern metal or aluminum doors shall not be

permitted.


November 4, 2013 19

(10) Storefronts shall be an integral part of all buildings and shall maintain a consistency with

the upper floors in terms of composition, materials, style and detailing. The building’s

façade shall dictate the storefront’s composition in terms of spacing and alignment of

doors and windows. New storefronts shall be designed to be compatible with the overall

character of the façade, to maximize pedestrian interest and to maintain a pedestrian

scale. In the rehabilitation of older buildings, the traditional storefront elements such as

entrances, transoms, kickplates, corner posts, signs and display windows, shall be unified

through the use of architecturally compatible styles, colors, details, awnings, signage and

lighting features.

(11) All air conditioning units, HVAC systems, exhaust pipes or stacks, elevator housings,

satellite dishes and such, shall be thoroughly screened from public view by use of walls,

roof elements, penthouse screening devices or landscaping, designed to be architecturally

compatible with the building’s style, materials, color and details.

(12) Solid metal security gates or solid roll-down metal windows shall not be permitted. Link

or grill type security devices may be permitted only if installed from the inside, within

the frame of the window or door. Security grilles shall be recessed and concealed during

normal business hours.

(13) Exterior building materials should be selected to convey a sense of dignity, permanence

and appropriate age to the building. A building designed of an architectural style that

normally includes certain integral materials, colors and/or details shall incorporate them

into its design. The preferred materials are stone, cast stone, brick and horizontal

clapboard. Modern construction techniques and materials may be used, provided they

recreate the style, ornamentation and visual quality of the period.

(14) In renovations, the original materials should be retained and repaired, where practical, or

replaced with materials that retain the same visual quality. Consideration should be

given to the use of new, durable, low maintenance materials that replicate the look, style

and design of the original materials, where possible, or with other appropriate materials,

if not possible.

(15) Lighting fixtures attached to the exterior of a building shall be architecturally compatible

with the style, materials, colors and details of the building and with any requirements of

the lighting section of the 2002 Gateway Plan.

(16) Signage affixed to the exterior of a building shall be architecturally compatible with the

style, composition, materials, colors and details of the building, as well as with other

signs used on the building or its vicinity, and with any requirements of the lighting

section of the 2002 Gateway Plan.


November 4, 2013 20

3.6 District 3 – Recreational/Heritage

This is a new district consisting of the original Union Square Subarea 2 (see Section 3.5) and the

northern portion of the 2005 Riverside District – primarily the railroad rights-of-way and

Delaware River Park (green area above and on Map 1). As indicated by the title, this new district

is focused on recreation and railroad/canal heritage uses and is intended primarily for public

recreational use such as parks and trails and associated tourism activities. It can also

accommodate certain private tourism enterprises that complement the recreation/heritage

experience such as the excursion train. This district will also be the hub for the Riverfront

Heritage Trail system discussed in Section 3.10.

Note: The original Riverside District has been reconfigured into the following new districts: District 3 – Recreational/Heritage; District 5 – Riverside Residential; and District 6 – Riverside Commercial, to better define the vision for these areas. See Sections 3.8 and 3.9 for details on Districts 5 and 6.


The following uses are permitted in this district:

(1) Railroads and related activities for passenger, freight, and tourist operations.

(2) Parks and outdoor recreation facilities.

(3) River, railroad and canal related tourism facilities.

(4) Interpretive displays for the purposes of enhancing the heritage and recreational

experience of the riverfront district.

(5) Educational facilities related to local and regional heritage and/or river ecology.

3.6.2 Development Standards

Development and design standards for this district will be determined by the Town Council and

Planning Board during the approval process outlined in Section 5.


November 4, 2013 21

3.7 District 4 – Mixed-Use

The original plan for District 4 was to develop a transit

village centered on a new railroad station. As discussed

in the 2012 Riverfront Redevelopment Study, the extension

of passenger service to Phillipsburg is unlikely at this

point. In addition, two of the other proposed anchors - a

new municipal complex and a County College satellite

– are also unlikely to happen. As a result, the district

uses and standards have been revised, although the

configuration of the district remains the same.

The district has substantial frontage on South Main

Street (see Map 1) and should be redeveloped to

enhance the downtown by fostering new residential

and commercial uses at a relatively high density.

Redevelopment activities will also complement and

provide access to the existing miniature railroad &

museum and the proposed Railroad Heritage Trail discussed in Section 3.10.

The uses presently permitted in this district are still appropriate with the exception that multi-

family residential uses are only permitted as part of a transit village plan; and that retail and

office space are only permitted as accessory uses. The list of permitted uses has been revised to

remove the transit village references and permit a wider range of uses.


A. Principal

(1) Multi-family residential (minimum of 3 stories).

(2) Mixed use residential/commercial buildings with a minimum of three floors of residential

units above the ground floor.

(3) Retail sales and services.

(4) Offices.

(5) Museums, educational and cultural facilities.

(6) Heritage tourism related facilities.

(7) Indoor and outdoor recreation facilities (public or private).

B. Accessory

Permitted accessory uses include any accessory use located on the same lot with and

customarily incidental to a principal use permitted in the district.


November 4, 2013 22



All buildings in this district shall be developed to ensure that an attractive streetwall is created,

that public spaces such as plazas are incorporated into the development, that all buildings will

provide access to the existing miniature railroad/museum and the proposed Railroad Heritage

Trail described in Section 3.10, and that the development is mindful of and complements the

adjoining senior citizen apartment building.

Minimum Lot Area 15,000 sq ft

Minimum Street Frontage 100 ft

Minimum Front Yard 10 ft; Ø ft with retail on ground floor

Minimum Side Yard Ø ft with common walls; 10 ft if detached

Minimum Rear Yard 30 ft

Minimum Setback from an Active Railroad

35 ft


Maximum Height 60 ft/5 stories



November 4, 2013 23

3.8 District 5 – Riverside Residential

The 2012 Riverfront Redevelopment

Study recommended that the

central portion of the original

Riverside District – the site of the

proposed Delaware Station

residential development – be split

off as a new “District 5 – Riverside

Residential” and that the current

residential use and design

standards be maintained.

The district provides for mid-rise

residential buildings to be

constructed primarily along the

Howard Street frontage and low-

rise residential buildings to be

constructed between the mid-rise

buildings and the Bel-Del right-of-

way. The mid-rise buildings will

front on Howard Street and may

incorporate a first story retail component as well as structured parking for residents. The mid-rise

buildings will buffer the existing light industrial uses and provide vistas of the Delaware River.

Development in this district should also enhance and provide access to the adjoining park and

recreation facilities including the proposed trail system described in Section 3.10.


A. Principal

(1) Mid-rise residential buildings not to exceed 50 feet above the centerline elevation of

Howard Street or other street immediately abutting the proposed building. The mid-rise

buildings may include first-story retail as well as structured parking for residents.

(2) Low-rise residential buildings not to exceed 40 feet above the lowest floor elevation of each

building.

(3) Retail establishments and office uses on the first floor of mid-rise buildings only, to serve

the immediate needs of the residential component of the district.

(4) Museums, cultural, and educational facilities on the first floor of mid-rise buildings only, or

in free-standing buildings.

(5) Parks and recreation facilities.

(6) Railroad rights-of-way and trackage.


November 4, 2013 24

B. Accessory





(1) There shall be an overall design theme for the residential development including a unifying

architectural style, a uniform set of street, streetscape, street furniture, and sign standards

similar to but not necessarily the same as those in the 2002 Gateway Plan.

(2) The site should be designed to provide view corridors to the river and improvements

should be located to maximize views of the scenic features of the district.

(3) Residential units abutting an active rail line shall be built with noise attenuating

construction features.

(4) All required parking shall be provided on site, either at grade or in parking garages.

Parking may be provided under buildings or in separate structures.

(5) There shall be a recreational package designed to serve the needs of the new residents of

the district, which should include such facilities as tot lots, playing fields, and passive

recreation areas. These facilities may be provided either on-site or as additions to the

existing facilities in Delaware River Park or both, and include access to passive recreation

facilities at the riverfront.

(6) A pedestrian/bicycle pathway system shall be designed to connect with the proposed trail

system described in Section 3.10.

Minimum Lot Area 20 acres

Minimum Setback from a Public Road Half the height of the building

Minimum Setback from a RR ROW 30 ft

Minimum Setback from a Public Park 30 ft

Maximum Gross Density 17 units/acre

Maximum Height Mid-Rise 50 ft above centerline elevation of Howard St. to eaves of roof.

Maximum Height Low-Rise 40 ft above lowest floor elevation to eaves of roof

Maximum Height for other Prin. Uses 35 ft

Maximum Height Accessory Uses 20 ft


Minimum Distance between Buildings: a. Principal to Principal b. Principal to Accessory c. Principal to Internal Road d. Principal to Parking Area

a. Half the height of taller building b. Height of the shorter building c. 25 ft d. 10 ft


November 4, 2013 25

3.8.4 Proposed Road Improvements

The proposed townhouse development in District 5 will require significant roadway

improvements to accommodate the projected traffic generated by the development. The

development will be located in the area west of Howard Street overlooking the Delaware River.

Access to the development will be from Howard Street through several access road intersections.

Due to the heavy orientation of site traffic to the east and the dependence on South Main Street to

carry this traffic, improvements are proposed to accommodate the site-generated traffic going to

and from South Main Street as follows:

(1) Howard Street should be extended from its existing eastern terminus at McKeen Street to

Center Street, intersecting at a point approximately 250 feet south of South Main Street.

(2) The section of Center Street between the new extension of Howard Street and South Main

Street should be widened and improved to create at least a two lane northbound approach

to South Main Street. An exclusive right turn lane is needed to accommodate the projected

heavy northbound right turn movement from Center Street to South Main Street; and a

wide southbound receiving lane is needed to accommodate the heavy westbound, left turn

movement from South Main Street to Center Street.

(3) The entire intersection of Center Street and South Main Street must be improved to increase

capacity for the projected condominium/townhouse development site-generated traffic.

Traffic Signal improvements are proposed, including signal-phasing modifications that

would facilitate the projected heavy northbound right turn and westbound left turn

movements.

(4) The section of McKeen Street between Howard Street and South Main Street should be

improved. At the intersection of South Main Street and McKeen Street, traffic signal

improvements are also proposed that include phasing that would facilitate the projected

heavy northbound right turn and westbound left turn movements.

(5) The existing section of Howard Street from Stockton Street to McKeen Street should be

improved to accommodate the access road intersections with Howard Street. Four-way

intersections with site access roads and Howard Street are proposed at Stockton Street and

McKeen Street.


November 4, 2013 26

3.9 District 6 – Riverside Commercial

District 6 covers the light industrial

component of the original Riverside

District – the blue area on the map. The

2012 Riverfront Redevelopment Study

recommended that this area be designated

“District 6 – Riverside Commercial” with

the intention of shifting the focus away

from industrial uses while providing a

broader range of commercial and

residential options that may be more

compatible with the riverside theme and

the proximity to the Andover Morris

School.

With the exception of the properties

fronting on Howard Street and McKeen

Street, this district has minimal road

frontage. Any large-scale development will

need to address circulation including but not limited to providing new roads through the district

such as the extension of Howard Street to Center Street.


A. Principal

(1) Retail sales and services.

(2) Offices for executive, administrative or business purposes.

(3) Attached residential units.

(4) Lumber and building materials sales and storage.

(5) Health & fitness clubs and indoor recreation facilities.

(6) Museums, cultural and educational facilities.

(7) Railroad rights-of-way and trackage.

B. Accessory




November 4, 2013 27


3.9.3 Required Buffers

Where permitted principal and accessory uses abut the boundaries of the Andover Morris

elementary school, a 20-foot wide vegetative buffer will be installed consisting of natural

materials that will effectively screen the view of the adjoining uses during all four seasons of the

year.

Minimum Tract Area Residential – 5 acres; Non-residential – 2 acres

Maximum Residential Density 20 units/acre

Maximum Height Residential – 3 stories or 35 ft; Non-residential – 40 ft

Maximum Impervious Coverage 65%

Minimum Street Frontage 100 ft

Minimum Setbacks

Given the unique location and access issues associated with the majority of this district, there are no pre-determined setback requirements. The final layout of all structures will be subject to a concept plan approved by the Town Council and a site plan approved by the planning board in accordance with Section 5.3. In all cases structures will be arranged to provide adequate light and air, a safe and efficient pedestrian and vehicular circulation system, the maximum amount of open space, appropriate access for the maintenance of all structures, and a visually pleasing environment.


November 4, 2013 28

3.10 Riverfront Heritage Trail System

Located at the nexus of two rivers, three canals and

five railroads, Phillipsburg has a long association

with the history of transportation in the region.

Recent developments such as the restoration of the

Morris Canal arch, the Morris Canal greenway

initiative, success of the excursion train, and

opportunities for a rail-trail connection to Easton

provide new and exciting opportunities. Phillipsburg’s proposed Riverfront Heritage Trail

system represents a sustainable economic development initiative that will provide unique

eco/heritage tourism opportunities to fuel Phillipsburg’s downtown revitalization efforts.

A major element of the 2005 redevelopment plan is a proposed bicycle/pedestrian system

connecting the entire riverfront area. Central to the 2005 proposal is “River Walk” or “Riverfront

Promenade,” a paved trail linking the entire riverfront from Third Street to Lopatcong Creek

including Main Street and Walters Park; with connections to regional trails such as the Warren

Highlands Trail and the Morris Canal Greenway. The only elements that have been built to date

are the boat ramp and the paved path in Delaware River Park.

The trails recommended in the 2005 plan have recently been the subject of a more focused effort

to establish a comprehensive trail system (see the 2013 Riverfront Heritage Trail Report). All

future development within the Riverfront Redevelopment Area will be required to incorporate or

accommodate applicable portions of the proposed Riverfront Heritage Trail. Specific

responsibilities for the trail will be outlined in the redevelopment agreement.

Phillipsburg Riverfront Heritage Trail


November 4, 2013 29

SECTION 4. GENERAL PROVISIONS

4.1 Relationship to the Zoning Ordinance

The standards contained within this redevelopment plan supersede any conflicting regulations in

the Phillipsburg zoning ordinance. In the case where a particular land use or site standard is not

covered in this redevelopment plan, compliance with the Phillipsburg zoning ordinance or other

applicable Phillipsburg code or ordinance will be required.

The Phillipsburg zoning map is hereby amended to include the newly reconfigured

redevelopment districts as illustrated on Map 1.

4.2 Off-Site Improvements

The designated redeveloper or other such party responsible for the development of a property in

the redevelopment area will be responsible for their fair share of any installation or upgrade of

infrastructure related to their project whether on-site or off-site. Infrastructure items include but

are not limited to gas, electric, water, sanitary and storm sewers, traffic control devices,

telecommunications, streets, curbs, sidewalks, street lighting and street trees. The extent of the

redeveloper’s responsibility will be outlined in the redevelopment agreement with the Town.

Off-site responsibility for properties not covered under the redevelopment agreement will be

determined during the permit and/or site plan review phases.

All infrastructure improvements will comply with applicable local, state and federal codes

including the Americans With Disabilities Act. All utilities will be placed underground.

Streetscape improvements such as street furniture, trees, and signs will be installed in accordance

with Section III – Streetscape and Landscape Plan for South Main Street of the 2002 Gateway

Development plan or as otherwise directed by the Town Council during the project review

process outlined in Section 5 of this redevelopment plan.

4.3 Affordable Housing

The redeveloper is responsible for providing any affordable housing obligation generated by the

redevelopment activities in compliance with the most current rules and regulations of the

Council on Affordable Housing or its successors and the most current Phillipsburg housing

element and fair share plan. The exact number and method of providing the units will be

specified in the redevelopment agreement.

N.J.S.A. 40A:12A-7 requires an inventory of all housing units affordable to low and moderate

income households, as defined pursuant to section 4 of P.L.1985, c.222 (C.52:27D-304), that are to

be removed as a result of implementation of the redevelopment plan. The properties in the


November 4, 2013 30

redevelopment area are primarily commercial and industrial sites, parks or vacant land. The

redevelopment plan does not contemplate the removal of any housing units affordable to low

and moderate income households.

4.4 Acquisition and Relocation

4.4.1 Acquisition Proposal

To implement the redevelopment plan, public or private acquisition of part or all of certain

properties may be required. Such acquisition may be required to provide for additional road

rights-of-way, pedestrian circulation and river access, pedestrian paths and bikeways,

environmental clean-up, and redevelopment in accordance with this redevelopment plan.

Specifically, these properties may include the following:

Block 301

Lot 1 (Raub - Lumber) Lot 2 (Gulbranson) Lot 4 (rear corner for extension of Riverside Way) Lots 5 & 6 (DRJTBC)

Block 901 Lot 1 (DRJTBC)

Block 902 Lot 4 (Kleedorfer - Auto repair shop) Lot 8 (Walker - Residence) Lot 9 (DRJTBC)

Block 911 Lots 7 & 8 (ME Realty - Elks)

Block 917 Lot 25 (Bel-Del)

Block 1502 Lot 37 (Norfolk Southern) Lot 38 (Pistol Club)

Block 2102 Lot 2 (Peron Construction) Lot 11 (Peron Construction)

Block 2201

Lot 1 (Warren Lumber) Lot 9 (White Rox Chemical) Lot 11 (Ellerin – Scrap Yard) Lot 12 (Norfolk Southern)

Block 2101 Lot 6 (Norfolk Southern)

Bock 2007 Lot 9 (Norfolk Southern)

Block 1411

Lot 83 (Wright) Lot 84 (SMB Development - Carty & Son Supply) Lots 85 & 86 (Wynkoop) Lot 92 (NJ Transit)

4.4.2 Relocation Proposal

The Town of Phillipsburg, its agencies and/or the designated redeveloper will be responsible for

providing relocation assistance as required by law. All costs associated with said acquisition and

relocation will be borne by the designated redeveloper. Details related thereto will be determined

within the context of the redevelopment agreement negotiated between the Town and the

redeveloper.

The Town, its agencies and/or the designated redeveloper will be responsible for preparing a

Workable Relocation Assistance Plan (WRAP), which must be filed with and approved by the


November 4, 2013 31

New Jersey Department of Community Affairs prior to the physical relocation of any households

or businesses. Relocation compensation and assistance would be provided in accordance with the

approved WRAP.

4.5 Environmental Impact Statement

The redeveloper will prepare a comprehensive environmental impact statement (EIS) for review

by the planning board as part of the site plan review process. The redeveloper will retain one or

more qualified professionals to perform the necessary work. The EIS will be presented in a

detailed descriptive report which will include written, graphic or other explanatory material.

Certain requirements may be waived by the planning board if the redeveloper can prove

conclusively that specific requirements are unwarranted. The EIS will discuss both the positive

and negative on-tract and off-tract impacts of the development; and identify any negative

impacts that are unavoidable and how those impacts will be mitigated.

The specific concerns to be considered include, but are not limited to, the following:

(a) Soil erosion and sedimentation resulting from surface runoff.

(b) Flooding and floodplain disruption.

(c) Degradation of surface water quality.

(d) Groundwater pollution.

(e) Water supply and water conservation.

(f) Site-specific Karst concerns, e.g. the potential for sinkholes.

(g) Sewage disposal.

(h) Solid waste disposal.

(i) Vegetation destruction.

(j) Disruption of wildlife habitats.

(k) Destruction of scenic and historic features.

(l) Air quality degradation.

(m) Noise levels.

(n) Energy utilization and conservation.

(o) Traffic congestion.

4.6 State and Federal Regulations

Certain redevelopment activities proposed in this plan may be subject to state and federal

standards, regulations and permit requirements. The redeveloper is responsible for ensuring

compliance with all applicable standards and obtaining necessary state and federal permits prior

to the issuance of any construction permits.


November 4, 2013 32

4.7 Relationship to Other Plans

4.7.1 Plans of Adjacent Municipalities

Phillipsburg’s riverfront is shared by Lopatcong Township to the north and Pohatcong Township

to the south. The riverfront redevelopment area does not, however, abut any municipal

boundaries in New Jersey. The Delaware River forms the boundary between Phillipsburg and the

Pennsylvania communities of Easton and Williams. The activities planned for the redevelopment

area will benefit surrounding communities with enhanced goods and services, and recreational

and cultural opportunities.

4.7.2 Warren County Strategic Growth Plan

The Warren County Strategic Growth Plan was adopted in 2005. The Riverfront Redevelopment

Plan is consistent with the following county goals:

Preserve and enhance natural, environmental, historic and open space resources.

Focus growth in existing centers and provide financial incentives to local government, school

districts and developers to achieve this goal.

Provide safe and efficient alternative modes of transportation to reduce auto dependence.

Encourage desirable development that provides local employment opportunities in existing

centers.

Increase educational and cultural opportunities.

4.7.3 State Plans

The State Development and Redevelopment Plan is scheduled to be replaced by a new State

Strategic Plan. The strategic plan will eliminate planning areas and focus on “priority growth

investment areas” that will include designated redevelopment areas such as the Riverfront

Redevelopment Area.

The redevelopment area is located in a designated Highlands Center and as such is targeted for

sustainable economic development and redevelopment activities.


November 4, 2013 33

SECTION 5. PROCEDURAL REQUIREMENTS

5.1 Amending the Redevelopment Plan

This plan may be amended from time to time by the Town Council in accordance with the

procedures of the Local Redevelopment and Housing Law. To the extent that any such

amendment materially affects the terms and conditions of a duly executed redevelopment

agreement between a redeveloper and the Town of Phillipsburg, the provisions of the

redevelopment plan amendment will be contingent upon the amendment of the redevelopment

agreement to provide for the plan amendment.

5.2 Certificate of Completion and Compliance

Upon the inspection and verification by Phillipsburg’s redevelopment entity that the

redevelopment of a parcel subject to a redevelopment agreement has been completed, a

Certificate of Completion and Compliance will be issued to the redeveloper and such parcel will

be deemed no longer in need of redevelopment.

This redevelopment plan will remain effective until the redevelopment area has been

redeveloped and deemed no longer in need of redevelopment by the Town Council.

5.3 Approval Process

In order to ensure maximum compliance with the redevelopment plan, the following procedures

will be followed for all properties in the redevelopment area.

5.3.1 General

Projects that consist solely of repair, renovation, or façade improvements of existing buildings,

and do not alter the footprint of the building or otherwise intensify the use of the site, may

proceed directly to the planning board in accordance with standard application procedures and

other applicable provisions of this redevelopment plan. All other projects must first proceed to

the Town Council acting as the redevelopment entity pursuant to Section 5.3.2 below.

5.3.2 Town Council

The Phillipsburg Town Council acting as the redevelopment entity will review all proposed rede-

velopment projects within the redevelopment area brought before it pursuant to Section 5.3.1 to

ensure that each project is consistent with the redevelopment plan and any applicable

redevelopment agreement. The Town Council’s review will occur prior to the submission of a

redevelopment project to the planning board.


November 4, 2013 34

In addition to determining whether the proposal is consistent with this redevelopment plan and

any applicable redevelopment agreement, the Town Council may address the site and building

design elements of the project to ensure that the project adequately addresses the goals and

objectives of the redevelopment plan and make recommendations for improvements to the

proposed development.

5.3.3 Planning Board

All development applications will be submitted to the Phillipsburg Planning Board, either

directly or through the Town Council as provided for in Sections 5.3.1 and 5.3.2. The application

process will follow the usual site plan and subdivision procedures outlined in the Municipal

Land Use Law and applicable Town ordinances.

The planning board will deem any application for redevelopment and/or rehabilitation for any

property subject to this redevelopment plan incomplete if the applicant has not received approval

from the Town Council in accordance with Section 5.3.2 indicating that the application is

consistent with the redevelopment plan and redevelopment agreement.

The planning board may grant certain waivers from the requirements of this redevelopment plan

in accordance with Section 3.3. All other proposed deviations from the plan would require a

request to the Town Council for an amendment to the redevelopment plan. The Town Council is

under no obligation to grant an amendment but may do so in its sole discretion.

Revised Riverfront Redevelopment Plan - Highlands · Revised Riverfront Redevelopment Plan Adopted...

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Transcript of Revised Riverfront Redevelopment Plan - Highlands · Revised Riverfront Redevelopment Plan Adopted...